East of 101 East Palo Alto, CA
Most of East Palo Alto, with postwar single-family homes between 101 and the bay.
Living in East of 101
This MLS area covers most of East Palo Alto, between Highway 101 and the bay. Its history runs deep: Ravenswood, the first town in San Mateo County, was founded here in the 1850s, and around 1920 Charles Weeks started Runnymede, a poultry colony built on the motto “one acre and independence” that housed 400 families by 1922 and still gives Runnymede Street its name. Today it's mostly postwar single-family homes, many updated, and one of the most affordable single-family markets on the mid-Peninsula, with a 12-month median around $1.07M and 83 sales in the last 12 months.
Parking & walkability: Most homes have a driveway and a garage, though lots are smaller and street parking is busier on some blocks. The Bay Trail and baylands are close by, University Avenue's shopping is a short drive or bike ride, and 101 and the Dumbarton Bridge are minutes away.
What homes in East of 101 are doing
Single-family homes in East of 101 sold for a median of about $691K in 2015–16 and $1.06M in 2024–25, a 53% increase, behind East Palo Alto as a whole (+56%). In 2025, homes here sold at a moderate pace (median 18 days on market) and close to asking (100.0% of list price on average). So far in 2026 (59 sales through September), the median is $1.07M.
Median single-family price, 2015–2026
* 2026 covers January through September. Hollow dots mark years with fewer than 3 single-family sales; treat those medians as rough. 1203 single-family sales since 2015.
| Year | Sales | Median price | $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| 2026 (Jan–Sep) | 59 | $1.07M | $809 | 28 | 100.0% |
| 2025 | 83 | $1.06M | $817 | 18 | 100.0% |
| 2024 | 91 | $1.05M | $800 | 12 | 103.6% |
| 2023 | 77 | $955K | $774 | 13 | 100.0% |
| 2022 | 90 | $1.06M | $805 | 13 | 104.1% |
| 2021 | 118 | $1M | $769 | 16 | 100.1% |
| 2020 | 72 | $928K | $738 | 20 | 100.0% |
| 2019 | 97 | $950K | $761 | 19 | 100.7% |
| 2018 | 123 | $980K | $761 | 12 | 107.1% |
| 2017 | 126 | $830K | $703 | 12 | 103.4% |
| 2016 | 136 | $750K | $632 | 15 | 102.7% |
| 2015 | 131 | $630K | $495 | 13 | 104.2% |
Condos & townhomes in East of 101 (38 sales since 2015)
| Year | Sales | Median price | $/sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|
| 2026 (Jan–Sep) | 1 few sales | $625K | $658 | — | 100.0% |
| 2025 | 2 few sales | $533K | $756 | 89 | 98.8% |
| 2024 | 2 few sales | $635K | $674 | 70 | 98.9% |
| 2023 | 2 few sales | $717K | $521 | 133 | 99.0% |
| 2022 | 3 | $705K | $742 | 12 | 103.8% |
| 2021 | 5 | $780K | $674 | 43 | 97.2% |
| 2020 | 4 | $783K | $713 | 8 | 100.4% |
| 2019 | 1 few sales | $913K | $776 | 11 | 102.7% |
| 2018 | 5 | $730K | $784 | 8 | 112.0% |
| 2017 | 2 few sales | $782K | $620 | 23 | 100.8% |
| 2016 | 6 | $626K | $606 | 11 | 103.4% |
| 2015 | 5 | $480K | $595 | 21 | 96.2% |
East of 101 on the map
Borders are built lot by lot from the county's property lines and where homes have been listed (MLS neighborhood codes), and stay inside official city limits (dashed), so a home or two along an edge may differ from official MLS lines.
Other East Palo Alto neighborhoods
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Source: MLSListings, Inc. closed sales, 2015–September 2026, summarized by Drew Lehr. Neighborhood figures combine the MLS area(s) that make up East of 101; where there are several, yearly figures are sales-weighted. Information deemed reliable but not guaranteed.